Contact: Peter Chadwick, ext. 6728

1. Site and Proposals

1.1 The site, as shown on the attached plan, comprises an area of 2.22 hectares on the edge of Winchester, adjoining the Park and Ride Extension currently under construction, and the proposed South Downs National Park. The site is currently used by the County Council and its contractors as a depot, offices and storage. The site also contains a balancing lagoon, which is not now in use.

1.2 The proposal is for a comprehensive redevelopment of the site to provide a new Household Waste Recycling Centre (HWRC) including improved access from Bar End Road, outline proposals for natural resource recovery uses and/or B1/B2 industrial uses, and an `eco centre'. These have been submitted as three planning applications with a single supporting statement covering all proposals. Access would be from Bar End Road, with an emergency access only from the rear of the site to Garnier Road.

2. Proposed Household Waste Recycling Centre (HWRC), and Improved Access

2.1 The HWRC would be a replacement for the existing facility at Garnier Road, and would be located in the centre of the site. A two level circular design is proposed measuring 65 metres in diameter. This would accommodate 12 bins backing onto a circular lorry servicing area. The public unloading area would be raised 1.65 metres above the base of the bins. This layout would enable up to 35 vehicles to unload at any one time, and separate the public traffic from the lorries servicing the site. Access for the public would be via a one way system, whilst lorries servicing the site would have a separate access.

2.2 In addition to the bins, provision would be made for storage of recyclable materials and miscellaneous waste receptacles (for example, for oil and for batteries). There would also be a site office (measuring 12m by 2.5 m. by 2.5 m high), and a covered sales area (measuring 8m by 6m by 3m high). These would be located near the site entrance. The whole site would be enclosed with a 2.1m high security fence.

2.3 The access road from Bar End Road would be resurfaced and widened from 4.4 m wide to 6.5 m together with a 1.8 m wide footpath. A 2.5 m high piled retaining wall would be constructed along the first 80 metres of the access road to protect the boundary with the adjoining industrial estate.

2.4 Street lighting would also be installed, with 6m high lighting columns situated at 30 m intervals. The junction of Bar End Road, St Catherine's Park and Ride and the site would be realigned to give priority to access the site.

2.5 The application also includes provision for site drainage, which would be a Sustainable Drainage System (SuDS) designed to retain a 1 in 100 year storm event and, where feasible, to maximise the benefit for biodiversity. For surface water this comprises swales leading to two engineered basins prior to discharge to the ditch along the northern boundary, which would be culverted. Foul water would be removed by tanker.

3. Proposed Outline Natural Resource Recovery and/or B1/B2 industrial Uses

3.1 An outline planning application for Natural Resource recovery and/or B1/B2 industrial use has been submitted on the residual area of 0.71 hectares at the western end of the depot. The proposal would be for building with a footprint of 2150 sq metres for industrial use together with first floor offices totalling about 300 sq metres. There would be provision for about 50 car parking spaces.

4. Proposed `Eco Centre'

4.1 The proposed `eco centre' would be located on the site of the redundant balancing lagoon at the entrance to the depot site. Prior to construction the lagoon would be partially infilled with spoil from the construction of the HWRC. The `eco centre' would be developed by a consortium of local charities, these being the Winchester Alliance for Mental Health, the Trinity Centre and CrisisFare Share. The main concept is the recovery of usable furniture and household goods for resale, or reuse through redistribution to the needy or recently re-housed. This includes the repair/renovation of furniture and goods in workshops, thereby providing training and work opportunities for socially disadvantaged people.

4.2 The `eco centre' would include:

(i) a workshop facility to provide training and sheltered employment for users of the Trinity Centre, Winchester Alliance for Mental Health and others;

(ii) storage of furniture, timber and other materials;

(iii) a training kitchen serving a café area for workers and visitors;

(iv) a store for food donated from supermarkets and other sources for redistribution by Crisis FareShare, run under a franchise from SCRATCH (Southampton City and Region Action to Combat Hardship);

(v) an education centre for use by schools and outside bodies; and

(vi) administration Offices for Winchester Alliance for Mental Health and `Eco Centre.'

4.3 The building would measure 49m by 30m by 11m high. The external cladding would be primarily timber (unseasoned oak and European larch). These would be left to weather to a natural grey. The roof would be clad in cedar shingles. Ten car parking spaces would be provided, together with three van parking spaces.

4.4 The building will incorporate a photovoltaic cell array on the roof, which is particularly effective in powering the chiller required by Crisis FareShare for food storage. However there will still be a requirement for connection to the grid. Heating would be by a condensing boiler fuelled by biomass, principally sawdust and wood pellets from the workshops. The design maximises the natural ventilation with a south facing atrium and four ventilation cowls on the roof. Surface water drainage would be via the SuDS system described earlier. Foul drainage would be to an underground digester. The digester being emptied by tanker. The landscaping would be designed to maximise biodiversity, including construction of a wildlife pond, and there would be boardwalks to allow access around the building.

5. Biodiversity/Landscape

5.1 A range of elements to encourage biodiversity are included within the proposals. These include provision of a bat cave in the HWRC, whilst a further bat roosting area would be constructed at the back of the wildlife pond. A bat roost chamber would also be constructed within the `eco centre' building. The building would also contain specially designed nesting facilities for birds built into the fabric, with more traditional nest boxes provided around the building. The pond and scrub planting would provide further support for birds. The ponds would be designed to be attractive to amphibians, and would also attract insects and other invertebrates essential to the food chain and ecosystem.

5.2 An overriding landscape strategy has been developed for the proposed redevelopment. The strategy is based on the following principles:

(i) retention and management of existing mature trees along the site boundary;

(ii) additional tree and shrub planting to enhance screening by existing trees;

(iii) proposed structural planting within the site to compartmentalise the space, create visual barriers for long and short views into the site and provide a landscape backbone for the proposals;

(iv) planting with native indigenous species to encourage biodiversity;

(v) all street furniture and signage would be similar design and standard, and lighting designed to minimise energy use and light pollution; and

(vi) the landscape and ecology areas would have a comprehensive management programme and maintenance regime.

6. Development Plan

6.1 Hampshire County Structure Plan Policy MW1 concerns proposals for waste reduction, recycling and recovery of resources from waste

6.2 Hampshire Portsmouth and Southampton Minerals and Waste Local Plan Policy 6, 7 and 46 concern proposals for waste recycling, transfer and reuse.

6.3 Winchester District Local Plan, and Winchester District Local Plan Review, identifies the site as being within the built up area of Winchester. Policy W1 concerns Winchester and protection of its landscape setting.

7. Consultations

7.1 The Environmental Health Officer (WCC) raises no objection.

7.2 The Environment Agency raises no objection subject to conditions to protect the water environment.

7.3 English Nature - comments awaited.

7.4 The Council for National Parks have no comments on the proposals.

7.5 The AONB Officer, EHDC - comments awaited

7.6 The Highways Adviser - comments awaited

7.7 The Rights of Way Adviser - comments awaited

7.8 The local Member, Councillor Mrs Peskett has been informed.

7.9 The Economic Development Officer - comments awaited

8. Representations

8.1 Letters have been received from two local residents, one letter supporting the relocation of the HWRC from Garnier Road, the other raising no objection provided there is no permanent use, and no public access, to the site from Garnier Road.

9. Issues

9.1 In principle the proposals are in accordance with development plan policy as the site is in current use and within the built up area of Winchester. The proposals for the HWRC and `eco centre' are supported by policies encouraging waste reduction, recycling and reuse . The `eco centre' also has social benefits in helping the disadvantaged and including opportunities for education and training. The principle of the comprehensive redevelopment of the depot site within an overall landscape framework is supported, as is the attention given to encourage biodiversity.

9.2 The main issues are the acceptability of the proposals in terms of access and traffic, and the visual impact of the proposals in relation to the landscape setting of Winchester.

8135/PDC

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN 1996-2011 (REVIEW) (ADOPTED MARCH 2000)

Policy MW1

Planning authorities will, through policies and proposals in local plans and day-to day development control:

(i) seek to ensure an adequate supply of minerals and provision of waste management facilities to meet needs having regard to the need to: maintain the environmental quality and diversity of Hampshire, including the protection of living conditions; safeguard important socio-economic interests; prevent pollution; and protect features of particular environmental or historical importance including those listed in Policy MW3, Sites of Importance for Nature Conservation and historic parks and gardens;

(ii) seek environmental enhancement and public benefits through minerals and waste development;

(iii) conserve and prevent unnecessary sterilisation of mineral resources and encourage efficient use of materials;

(iv) encourage the use of secondary and recycled aggregate materials; and

(v) seek the management of waste in accordance with the following hierarchy;

1. reduction of waste;

2. re-use of waste;

3. recovery of waste (recycling, composting, energy from waste); and

4. waste disposal;

having regard to the proximity principle and the principle of best practical environmental option.

HAMPSHIRE, PORTSMOUTH AND SOUTHAMPTON MINERALS AND WASTE LOCAL PLAN (ADOPTED 17 DECEMBER 1998)

Policy 6

Permission will be granted for minerals and waste development provided the Mineral/Waste Planning Authority is satisfied that:

(i) there is a clearly established need for the development (as assessed in relation to the other relevant policies of the Plan) which outweighs any adverse environmental or other impact that the development would be likely to cause; and

(ii) the development would not be likely to give rise to an unacceptable level of adverse environmental, traffic or other impact, pollution risk or danger to public health, particularly in respect of any of the factors specified in Policy 7 and measures would be taken to ensure that any such impacts would, as far as is practicable, be minimised; and

(iii) the proposals provide for the satisfactory working or operation and landscaping of the site and for its satisfactory restoration and landscaping at the cessation of the operations or use or at the end of the life of the facility to a condition suitable for an agreed beneficial after-use which is compatible with adjoining land uses and the planning policies for the area.

Notwithstanding any need there may be for waste disposal, permission will not normally be granted for mineral extraction with restoration by infilling with waste materials unless there is a need for the mineral to be extracted.

Policy 7

The Mineral and Waste Planning Authorities will grant planning permission for minerals and waste development provided they are satisfied that, where appropriate, the proposed development pays due regard to:

(i) the relationship of the proposal site to other properties and land uses (particularly residential and other environmentally sensitive properties) and the likely effects of the proposed development on the locality by reason of noise, dust, smoke, fumes, illumination or any other factor and the need for buffer zones between the development and residential and other properties;

(ii) the likely volume and nature of traffic that would be generated by the proposed development and the suitability of the proposed access to the site and of the road network that would be affected, in terms of highway capacity and safety and environmental impact, and whether any highway improvements required could be carried out satisfactorily without causing unacceptable environmental impact;

(iii) the likely visual impact of the proposed development and the need for additional planting and screening, including planting in advance of the commencement of the development;

(iv) the need to safeguard the character and amenities of individual settlements and to safeguard open gaps between settlements from permanent development which would cause long-term harm to the function of the land;

(v) the likely effects of the proposed development on and the need to protect and safeguard sites of nature conservation, geological, archaeological, historic, architectural and landscape importance and their settings;

(vi) the extent and quality of agricultural land to be taken by the proposed development and the proposals for its subsequent restoration and the likely effects of the proposals on farm structure and management;

(vii) the likely effects of the proposed development on and the need to maintain the distinctive character of the landscape; the likely effects of the proposed development on and the need to safeguard and protect individual species, habitats and landscape features, including woodland, trees and hedgerows; and the likely effects of the proposed development on forestry and woodland management;

(viii) the likely effects of the proposed development on sites used for recreation and public rights of way and the need to protect or secure the satisfactory diversion of public rights of way;

(ix) the likely effects of the proposed development on and the need to safeguard the flow and quality of watercourses, water supplies, floodplains, groundwater, the drainage of the site and adjoining land and the level of the water table in the locality and the likely effects of the proposed development on the immediate setting of any river;

(x) any potential danger to aircraft from birds being attracted to the site;

(xi) the possible amenity implications of any landfill gas that might be generated at the site and of any provisions that might need to be made to deal with it; and

(xii) the likely cumulative impact of the proposed development in combination with any other significant development taking place or permitted to take place in the locality and the need to minimise the impact of mineral extraction and waste disposal operations by securing, where appropriate, the phased release of sites and progression of working and restoration.

Policy 46

The Waste Planning Authorities will normally permit the use of land and the erection of plant and buildings for the recycling, transfer, storage and other treatment or handling of waste (excluding waste processing facilities covered by Policy 45) provided that:

(i) the proposed site is located near to the likely source(s) of waste and/or the market(s) for the recycled or recovered materials; and

(ii) the proposed site is located close to and has adequate access to the Hampshire Lorry Route Network (as shown on the proposals map), so that the development would not be likely to cause unacceptable traffic impact (including the environmental impact of traffic) on the local highway network; and

(iii) the proposed site is located:

(a) within an existing industrial site or on land which is permitted or allocated for industrial development; or

(b) within an area of land in the countryside that has already been disturbed by permanent development (a brownfield site); or

(c) at a waste disposal landfill or landraising site provided that the proposed development is connected with the waste disposal operation and is for a temporary period commensurate with the operational life of the waste disposal facility; and

(iv) the proposed site is located and the proposal includes adequate measures to ensure that no unacceptable impact would be likely to be caused to the occupants or users of houses, other residential buildings, schools, hospitals and other environmentally sensitive buildings and land uses by reason of noise, dust, fumes, smell or other cause; and

(v) the proposed site is located so as to avoid unacceptable impact on landscape, nature conservation and archaeological interests; and

(vi) the proposed site is located and the proposal includes adequate measures to ensure that there would be no significant risk of pollution or danger to public health or safety; and

(vii) the proposed site is located and, if necessary, the proposal includes landscaping measures to ensure that the development would not cause unacceptable visual intrusion.